Housing Market Assessment for Inner North West Leeds 2016
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Housing Market Assessment for Inner North West Leeds 2016 1.0 Introduction 1.1 This paper analyses the characteristics of the housing market, and the local populations, of the areas comprising Inner North West Leeds. It will aim to make observations about the prospects for housing market change that will alter the stability of the various areas concerned. It will consider The nature of the local housing stock, current housing market activity and how well that lends itself to securing a change in residence patterns; The nature of the local population and the prospects for demand for housing arising from within the area The nature of underlying demand for housing from households not currently living in the areas concerned, and the prospects for any replacement of demand from students and other ‘short- term’ residents by demand from home owners and others seeking longer periods of residence; What barriers there may be to securing a shift towards more long term residents living in the area including affordability of housing and availability of appropriate properties for sale or longer term renting 2.0 Housing and demographic composition 2.1 Nature of the housing stock 2.1.1 The tenure patterns across the inner North West Leeds area vary, unsurprisingly. Analysis has been undertaken of the tenure balance and the nature of the housing stock in terms of size and type in each of the five main areas comprising Inner North West Leeds area. The analysis aims to give an indication of the prospects of success for securing a shift from a predominance of private renting towards home ownership and the attraction of home owning families and other residents likely to live in the area for longer periods of time. The five main areas are as follows: Far Headingley including Far Headingley, the Moor Road area, Becketts Park, Weetwood and West Park Burley, Burley Park and Kirkstall including Burley, Burley Village and Burley Park and the Kirkstall area Headingley including Central Headingley, the Cardigan Triangle, South Headingley and Headingley Hill Hyde Park including Hyde Park, the Harolds and Burley Lodge Woodhouse, the University Campus and City Centre including Woodhouse, Little London, the areas on and around the University campuses (Blenheims, Blandfords, Clarendon Road/Hyde Terrace area) and the parts of the City Centre accommodating students. 1 Table 1 Housing Tenure in Inner North West Leeds Owner Private Social Occupied Rented Rented Far Headingley area 56.5% 28.4% 13.8% Burley, Burley Park, Kirkstall area 39.2% 31.8% 27.4% Headingley area 20.8% 64.6% 13.1% Hyde Park area 14.4% 67.1% 17.5% University Campus, Woodhouse and City Centre area 14.8% 48.6% 35.2% LEEDS AVERAGE 58.6% 17.9% 22.0% (Source: Compiled from 2011 Census data presented in ONS Neighbourhood Statistics 2017) Table 2 Size of housing stock in Inner North West Leeds 1 Bed 2 Bed 1 & 2 Bed 3 bed 4+ 3 Beds Bed or more Far Headingley area 15.5% 31.4% 46.9% 24.4% 28.7% 53.1% Burley, Burley Park, Kirkstall area 15.3% 33.6% 48.9% 34.6% 16.5% 51.1% Headingley area 23.1% 22.5% 45.5% 15.8% 38.6% 54.5% Hyde Park area 17.6% 26.8% 44.4% 16.0% 39.6% 55.6% University Campus, Woodhouse and City Centre 33.8% 31.1% 64.9% 17.8% 17.3% 35.1% LEEDS AVERAGE 12.6% 30.3% 42.9% 39.3% 17.8% 57.1% (Source: Compiled from 2011 Census data presented in ONS Neighbourhood Statistics 2017) Table 3 Types of housing in Inner North West Leeds Detached Semi Detached Terrace Flat Terrace or Semi or Flat detached Far Headingley area 9.9% 32.0% 41.9% 22.0% 36.1% 58.1% Burley, Burley Park, Kirkstall area 4.1% 30.0% 34.0% 42.1% 23.8% 65.9% Headingley area 3.5% 19.9% 23.5% 35.6% 40.9% 76.5% Hyde Park area 2.3% 8.7% 10.9% 68.6% 20.5% 89.1% University Campus, Woodhouse, City Centre 1.9% 8.1% 10.0% 27.5% 62.5% 90.0% LEEDS AVERAGE 14.7% 37.5% 52.2% 26.5% 21.3% 47.8% (Source: Compiled from 2011 Census data presented in ONS Neighbourhood Statistics 2017) 2.1.2 Table 1 above summarises 2011 Census data for five key sub areas of Inner North West Leeds; Table 2 below shows the size of the housing stock, and Table 3 shows the types of homes in those areas. A full breakdown of the individual areas within each of these is contained in Appendix A. a. In the Far Headingley area, levels of home ownership and rented housing are much closer to the city average. While the size of the private rented sector is higher than the city average, it is significantly lower than in areas closer to the Universities. In these areas securing a shift in the tenure balance towards ownership will be easier to achieve. The balance between smaller and larger homes is also more balanced (49% with 1 or 2 Bedrooms and 51% with 3 bedrooms or more) while two thirds of homes are detached, semi-detached or terraced houses. This would indicate that the housing stock in the area is more geared towards accommodating residential family households but with capacity also to house smaller working ‘family building’ households, in terraced homes let as shared housing or in converted or purpose built flats. 2 b. In the Burley, Burley Park and Kirkstall area, levels of home ownership are closer to the city average and there is a clear mix of tenures, which broadly reflects the historical composition of these areas. There is more of a balance between smaller and larger homes (49% with 1 or 2 Bedrooms and 51% with 3 bedrooms or more) and between houses and flats. This would indicate that the housing stock is geared towards supporting a mixture of smaller households living independently or in shared housing, and family households. It is most likely that the current mix of tenures will continue as it is currently for the foreseeable future. c. In the Headingley area, levels of home ownership are half the city average, levels of private renting are almost 4 times the city average, and the social housing stock (where residence lengths are longer) is minimal. Accordingly shifting the tenure balance towards home ownership and longer term residence while possible, will be challenging. The balance between smaller and larger properties, and between property types would suggest that the stock is more geared to accommodating smaller households (in self-contained small terraced homes and flats or in larger homes let as shared housing. However, with almost 25% of homes being detached or semi-detached, the stock could attract some mature family households, although the chances of changing the balance between longer term and more transient households therefore would depend on the availability of larger homes, and their level of amenity for family living. d. In Hyde Park area, the proportion of households renting privately are five times the proportion of home owners and levels of home ownership are up to a quarter of the city average. Here, the prospects of securing a shift in tenure balance from predominantly private rented towards a greater proportion of homeowners will be very difficult. With 56% being homes with over 3 bedrooms and 44% being with 1 or 2 bedrooms There is less of an imbalance in terms of size of housing stock. However, 69% of homes are terraced houses and 21% are flats, which would tend to indicate that the stock is more geared to accommodating single people, couples and other starter households, whether in self-contained flats or small terraced houses, or in larger terraced houses let as shared housing. With only 11% being detached or semi-detached homes, this would indicate that the stock is less geared towards attracting and accommodating more mature family households. e. In Woodhouse, the areas around the University Campus and the City Centre, levels of home ownership are very low and the area is dominated by rented housing. It is highly likely that this position will remain for the foreseeable future. There is an imbalance between smaller and larger housing stock with 65% of housing having 1 or 2 bedrooms. This would point to the stock being more geared to accommodating single people, couples and other starter households. The larger properties are most likely to be shared houses, given the low levels of home ownership. This is further illustrated by 62.5% of properties in the area being flats, 27.5% being terraced houses and only 11% being detached or semi-detached homes. 3 2.1.4 The capacity of the housing stock base to accommodate a change in the housing tenure balance across the area and to meet potential demand from a range of households including older people downsizing, young single working households, young ‘family builder’ couples and ‘ready-made families’ varies across the inner North West Leeds area. The areas closer to the University would appear to be more geared towards accommodating smaller, and probably younger households, although this could include the ‘family builder’ households who may become the long staying family households of the future. Larger homes are largely let as shared housing and securing a change in the tenure of these will be extremely difficult given demand from both students and young working households for shared housing in the area. Further from the Universities, the stock base would appear to be more geared towards accommodating a mix of smaller, ‘family builder’ households, single working people, older people needing smaller accommodation and mature families.